This is what a deal looks like when I send it to you.
This is a real run of the same system, on a real property, using real recorded sales, so you can see exactly how a number gets built before one ever gets texted to you.
Shown here as an example, not a live or completed transaction. Every figure below is computed the same way a report sent to a real buyer would be.
What it's worth
Wide comp spread on this one — the high and low adjusted prices differ by more than 1.5x, which usually means the comps aren’t identical in condition. The number leans conservative until the property’s actually walked.
The comps used — verify any of these at the county recorder
| Property | Sold | Price | Size | Selection | Adjustments | Adjusted |
|---|---|---|---|---|---|---|
3747 E Dulciana Ave APN 14038107 · Lemontree | 2026-05-01 | $445,000 | 1,294 sf 1984 | Ring 4 · 0.98 mi | Pool → +$10,000 | $455,000 |
3739 E Diamond Ave APN 14038128 · Lemontree | 2026-02-01 | $310,000 | 1,543 sf 1984 | Ring 4 · 1.0 mi | Baths −1.0 → −$10,000; pool → +$10,000 | $310,000 |
2908 E Escondido Ave APN 14040215 · Meadowgreen Unit 2 | 2025-04-01 | $461,000 | 1,343 sf 1983 | Ring 5 · 0.24 mi | Pool → +$10,000; appreciation 16mo @ −0.9%/yr → −$3,576 | $467,424 |
953 S Los Alamos APN 14045028 · Meadowgreen Unit 1 | 2025-09-01 | $422,000 | 1,285 sf 1982 | Ring 5 · 0.49 mi | Pool → +$10,000; garage → −$5,000; appreciation 11mo @ −0.9%/yr → −$1,624 | $425,376 |
Condition, as described by the owner
This property has a pool, but this particular call never got to it — every field here is whatever the owner actually said, nothing filled in.
Rehab class: full gut — 1,448 sq ft × $65/sq ft, plus 2 major items × $10,000, comes to a $114,120 estimate. Owner-reported; verified on inspection.
The conversation
Owner reports the home as lived-in with original kitchen and bathrooms, a roof replaced in 2022, and the original air-conditioning unit. Pool present. No structural or moisture concerns disclosed.
What we know, and what we don't
The mortgage balance on file is $210,000, against a seller asking price of $400,000. Run the real costs of a traditional sale against those numbers — the 5% agent commission, closing costs, and the $114,120 repair estimate above — and the seller nets −$7,280. They’d have to bring money to closing just to sell it the normal way. That’s a real, calculated reason terms would help this specific seller, not a guess.
This parcel is also flagged as carrying an adjustable-rate loan and sitting in a high-equity band, first observed 2026-07-12. An adjustable loan means the payment can reset higher, a real reason terms can beat waiting it out; high equity is a real reason seller financing or a wrap pencils well for them.
No active MLS listing or asking price for this address, so we treat it as off-market. No foreclosure notice and no tax delinquency on file.
What no database can answer: what the owner actually said about wanting to sell, and on what timeline. That only comes from a real conversation, and this test call didn’t have one. A finished report includes it — this one doesn’t. I’d rather show you that gap than fill it with something nobody said.
How the value gets built
Comps are closed sales only, chosen the way an appraiser would: same subdivision first, then out by radius, tightest and most recent first. A comp only qualifies if it’s within 10% of the living area, within 10 years of the build year, the same story count, the lot’s within 2,500 sq ft, and it matches on age-restriction if that applies.
Adjustments: bedroom ±$15,000 · bath ±$10,000 · pool ±$10,000 · garage ±$10,000 or carport ±$5,000 · appreciation applied at the live county rate for any comp older than six months.
Sources: Maricopa County Recorder affidavits of value and the assessor parcel roll. This isn’t an appraisal — a buyer should independently verify every figure and inspect the property.
Prepared by Bryce Henderson · me@bryce.xyz